My IFA has asked me for my Northop law firm’s panel member for the Nat West conveyancing panel. How do I find this out. I have e-mailed my local Northop branch but they have not got back to me yet.

You are best placed to get this information from your Northop conveyancing practitioner . Most Northop law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I have been told that property searches are the number one cause of obstruction in Northop conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Northop.

I am buying my first flat in Northop with a mortgage from Barclays Direct. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my conveyancer about the side-deal as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Northop is where the house is located. Is there any advice you can impart?

Flying freeholds in Northop are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northop you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northop may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Me and my partner have today had a bid accepted on our 1st home in Northop, and need to get solicitors appointed. I have utilised the different rating tools and the results are from all over the country. Is it critical to have a Northop conveyancer local to your potential property? We are willing to do everything over the web, but I am thinking at some point we will need to visit the property lawyer's office to sign documents?

Generally there is no need to physically visit the office of your lawyer, they can post any relevant contracts to you, which you can sign and return. Many buyers and sellers prefer to use a locally based solicitor, but it is not essential for conveyancing in Northop.